Sector 23 and 23A are on the Palam Vihar side of Old Gurgaon, where plots are larger than in the central sectors and builder floors can run to 4,000 or 4,500 sq ft. It is also one of the few Old Gurgaon sectors where both the foundation-stone coverage and the later station lists mention the area: Greater Kashmir's report from 16 February 2024 lists Sector 23, and the Tribune's full-corridor list names Sector 23A. For a buyer the question is whether the plan changes how to value a floor today.

Asking prices and what they mean

RealtyHunting (updated 1 October 2026, indicative asking) quotes builder floors in Sectors 23 and 23A at about ₹9,300 to ₹13,000 per sq ft, with a sector-wide average across all property types of about ₹12,700. Its listing examples show how much size varies:

  • A three-bedroom at ₹2.79 crore, about ₹11,772 per sq ft, implying roughly 2,370 sq ft.
  • A four-bedroom at ₹4.3 crore, about ₹9,517 per sq ft, implying roughly 4,500 sq ft.
  • A five-bedroom at ₹4.4 crore, about ₹15,172 per sq ft, implying roughly 2,900 sq ft.

The source explains that because plots in this belt are generous, floors translate into genuinely large three, four and even five-bedroom homes. The per-sq-ft rate therefore falls as size rises, and a very large floor may look cheap on rate while being expensive in total. Compare on the total outlay and on how much of the area is usable. By the same logic, the five-bedroom example at ₹15,172 per sq ft implies a smaller footprint than the four-bedroom, so the rate alone does not rank them.

Sale and rental supply

RealtyHunting counts more than 200 builder floors for sale and more than 160 for rent, of which more than 120 are three-bedroom units, with three-bedroom rents of ₹30,000 to ₹50,000 a month and gross yields of 2.8% to 3.4%. That is among the deepest listing pools in Old Gurgaon, which helps price discovery. It also means you can wait and compare a dozen floors before you decide, which is the right way to buy here.

Metro: Sector 23A in the plan

Indian Infrastructure (27 January 2026) reported that land had been identified in Sector 23A, alongside Palam Vihar and Palam Vihar Extension, as part of the second phase. The Tribune's full station list shows Palam Vihar, then Sector 23A, then Sector 22. Greater Kashmir's February 2024 report listed Palam Vihar and Sector 23 among named stations on the 27-station corridor of 28.5 km costing ₹5,452.72 crore, to be completed in about four years. The naming difference between 23 and 23A suggests the station is at or near the border of the two.

RealtyHunting records that there is no station inside the sector today and that metro access requires auto or car travel. The Tribune's December 2028 target and the stalled-Cyber-City-end report of July 2025 (Swarajya) show why we would not price in a station today. Our existing guide to Palam Vihar covers the neighbouring belt in more detail.

Rules and risks

  • S+4 stay. The High Court stayed Haryana's stilt-plus-four notification on 2 April 2026 (The Tribune). Large floors in this belt often sit in four-floor buildings; ask for sanctions and completion papers.
  • Circle rate. RealtyHunting quotes about ₹1,00,300 per sq yard for Sector 23 and 23A. Gurugram's rates were revised on 1 April 2026 (NBM&CW citing Square Yards); verify the live figure.
  • Registration. 7% for men, 5% for women, 6% jointly, capped fee of ₹50,000 above ₹90 lakh (RealtyHunting). On the ₹2.79 crore example that is about ₹13.95 lakh for a woman and ₹19.53 lakh for a man.
  • Maintenance on large floors. A 4,500 sq ft floor has proportionally larger services and repainting bills; get a surveyor.
  • Utilities. Ask about water supply and sewer connection for the specific plot; the older colonies' civic capacity is a documented issue across Gurugram, and the court-appointed commission found internal roads in DLF Phase 1 (Sector 28) of 3.9 to 4.8 metres against 10 to 12 metres prescribed (The Tribune).

Who it suits

This pair suits joint or multi-generational families who want a large independent floor, and buyers who prefer the Palam Vihar and Dwarka side to the Cyber City side. It is also workable for investors seeking a deep tenant market at a yield near 3%. It is a poorer fit for buyers needing a society with amenities, or those who need to be on a station today.

Verdict

Sector 23 and 23A offer large floors and a rental pool, with a plausible but undated station in the plan. Buy the size you will use, check the plan papers on any upper floor, and treat the metro as a bonus in the later part of this decade.